My Solicitor in Small Heath is not on the Accord Mortgages Ltd Approved Panel. Is it possible for me to retain my prefered solicitor even though they are not on the Accord Mortgages Ltd panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Small Heath lawyers but Accord Mortgages Ltd will need to instruct a lawyer on their panel. This will result in additional total conveyancing charges as well as cause delays.
- Choose an alternative practitioner to to deal with the conveyancing, remembering to check they are on the Accord Mortgages Ltd panel
I'm the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Small Heath. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the property in December. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view lenders take of it, depend on the mortgage company as this provision primarily exists to capture subsales or the flipping of properties.
About to purchase flat in Small Heath. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Small Heath lawyer is on the HSBC conveyancing panel.
Our offer on a house in Small Heath has been accepted, the sellers do nevertheless have an associated purchase. The sellers have put an offer on a flat, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a local conveyancing solicitor in Small Heath. What do I do now? At what point do I apply for the mortgage with Clydesdale?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Small Heath conveyancing search charges, etc). The first thing to do is check that your solicitor is on the Clydesdale conveyancing panel. Concerning the next stages this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. In a buoyant market the majority of purchasers will apply for a home loan with Clydesdale and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with searches.
We are close to exchanging contracts on the sale of our house in Small Heath and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Small Heath conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Small Heath. Having lived in Small Heath for six years we know of no issue. Should we contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Estate agents have just been given the go-ahead to market my ground floor flat in Small Heath. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as normal because all ground rent and service invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Small Heath Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
Are there any major works on the horizon that will increase the maintenance fees? Is there a share of the freehold? It is important to be aware if changing the roof or some other significant cost is due shortly that will be shared by the leaseholders and will dramatically increase the the maintenance charges or require a one off invoice.
Is planning consent required to split a house into two appartments in Small Heath? This has been done to a house adjacent to my house in Small Heath and was ignorant of the conversion until the works were done.
Planning consent is required for converting a single dwelling in Small Heath into flats but probably not for converting once again to single dwelling-house so, simply put, yes,a it is needed.